Casa indipendente in Via Pratolungo 33
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What it really costs
See what needs doing and what each job costs
At €85,000 for 153 sqm, the asking price is €556/sqm; with a typical renovation estimate of ~€700/sqm for 'da ristrutturare', the effective cost is about €1,256/sqm. That is far above this catalog's Piemonte country-house baseline of €470/sqm, but the lake view, terrace, garage/magazzino and strong tourist location support a still-decent score.
More on the house and the area
The lake view is the big dream factor here: from this sunny hillside spot you get a genuinely beautiful Lago d'Orta backdrop, plus garden space and a terrace. But the house itself is very plain and clearly needs substantial refurbishment, with visible staining, tired finishes and rough attic spaces. It is a real house with volume, garage and usable structure, not a ruin, yet the wow comes more from the setting than from the current home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €54,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Needs real renovation and updating throughout.
- Visible damp/water staining in several rooms and attic areas.
- Scaffolding/roof works suggest ongoing or recent exterior repairs.
- Interior is currently sparse and not move-in ready.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 84/100Lake Orta is at the village, with the wooded slopes of the Cusio basin rising immediately above it and the lower Alps visible around the lake. The Special Nature Reserve of Sacro Monte di Orta is on the eastern side of the lake, and the island of San Giulio is opposite Orta San Giulio. Mottarone is the nearest mountain for skiing and walking, with lifts and access around 20 km away above Stresa; the larger Ossola ski areas are much farther and do not define the immediate area. The nearest town of size is Borgomanero, which provides the main rail, retail and services for the south side of the lake; Verbania and Novara are farther regional centres. Orta San Giulio is listed among I Borghi più belli d'Italia, and the Sacri Monti of Piedmont and Lombardy, including Sacro Monte di Orta, are a UNESCO World Heritage site. The area is known for the lake landscape, historic lakeside settlements, and for quieter tourism compared with Lake Maggiore and Lake Como.